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Case Study: Daybreak

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Case Study: Daybreak DAYBREAK SOUTH JORDAN, UTAH Summary Located at the base of the Oquirrh Mountains, Daybreak is a mixed-use, walkable community with a full range of resident services and amenities in South Jordan, just southeast of Salt Lake City. The largest master-planned community in the state, it is entitled for over 20,000 homes and 14 million square feet of commercial space and has been developed based on sustainable, smart growth principles. The massive scale of the development and diversity of %,20&+$16-"016/"( /"1"0,--,/12+&1&"0#,/*/("1Ě/1"##,/!&)&164&1%,21!!&1&,+)020&!&"0ă3"+4&1% million-dollar mansions nearby, price points for new sales start in the high $100s for townhomes and low $200s for single-family homes, in a region where the median home sales price is $269,900. Dealmakers ⦁ Mixed-use development ⦁ Variety of housing types and price points ⦁ Green building ⦁ Sustainable development ⦁ Multimodal transportation options ⦁ Pedestrian-friendly design Overview Location ,21% ,/!+Ǿ1% Project Type &5"!Ȓ20"Ǿ*01"/Ȓ-)++"! ,**2+&16 "3"),-"/ 6/"(,**2+&1&"0ț#,/*"/)6"++" ,11+!,*-+6Ȝ "3"),-*"+1/1+"/0 )1%,/-"00, &1"0Ǿ"/(")"6Ǿ)&#ǽ "+600, &1"0Ǿ+ /+ &0 , , &Ǿ)1("&16 /+"0&$+00, &1"0Ǿ&1102/$% &,&+1,"++" ,11 Housing Types ,/Ȓ0)"Ǿ/"+1)Ǿ0&+$)"Ȓ#*&)6Ǿ1,4+%,20"Ǿ+!*2)1&#*&)6 Site Size ǙǾǖǗǛ /"0 Units ǙǾǚǕǕ2+&102&)1 ǗǕǾǕǕǕ2+&10"+1&1)"! "3"),-*"+1,010 ʏǗǽǖ&))&,+ 38 "3"),-*"+1&*")&+" ǗǕǕǖǿ)++&+$01/1"! ǗǕǕǘǿ,+01/2 1&,+01/1"! ǗǕǕǛǿ ,2+!"/ȉ0/( ,*-)"1"! ǗǕǕǜǿ01)("&))$" ,*-)"1"! ǗǕǕǝǿ,/1%%,/"&))$" ǗǕǖǘǿ/""(0&!"&))$",-"+#,/0)" ǗǕǕǞǿ /!"+/(&))$" ǗǕǖǚǿ "&$%10/(&))$" ǗǕǖǘǿ("&))$" ǗǕǕǝǿ,,4&))$" ǗǕǖǛǿ,21%11&,+&))$" ǗǕǘǕǿ01&*1"!-/,'" 1 ,*-)"1&,+ Funding Sources ")#ȒƜ++ "!ț +&1&)&+3"01*"+10Ȝ ,**2+&16"3"),-*"+1/"0Ǿ,21% ,/!+&16țǗǕǕǝȜ ,21% ,/!+&+#/01/2 12/"00"00*"+1,+!țǗǕǖǛȜ Website 444ǽ!6/"(21%ǽ ,* Development Partners "++" ,11+!,*-+6 ģ1%""3"),-"/Ĥ40"01)&0%"!6&,&+1,&+-/&)ÛÙÙÚ1, ,+3"/102/-)20*&+&+$)+!&+1,*&5"!Ě20" !"3"),-*"+1Ć6/"(40&10Õ/01-/,'" 1ă&,&+1,&0*',/&+1"/+1&,+)*&+&+$ ,*-+6%"!.2/1"/"!&+1%" +&1"!&+$!,*Ą4&1% 1&3&1&"0-/"!,*&++1)6&+201/)&+!,/1%*"/& ă Värde Partners In 2016, the Developer sold its Daybreak assets to Värde Partners. The sales &+ )2!"!--/,5&*1")6ÞÙÙÕ+&0%"!%,*"0&1"0ĄÛĄÞÙÙ /"0,#2+!"3"),-"! land, the Glass House Information Center, the SoDa Row Retail District, Oquirrh Lake and associated secondary water assets. Värde Partners, &++"0,1Ě0"!$),)&+3"01*"+1Õ/*Ą%00&$+&Õ +1 presence in Utah, including investments in homebuilding businesses and land developments along the Wasatch /,+1ă+"4 ,*-+6%0""+#,/*"! ))"!Ē6/"( ,**2+&1&"0Ąē4%& %4&)) ,+1&+2"1,*+$"6/"(đ0 development on behalf of its new owners. Planning and Policy +ÚâáâĄ&,&+1,Ą,+",#1%"4,/)!đ0)/$"01*&+&+$ Communities of Daybreak Courtesy Photo ,*-+&"0Ą,2$%1"++" ,111%,--"/Ą company that has had mining operations in the region for decades. As part of the transaction, 39 Rio Tinto also took ownership of a 144-square-mile, 93,000-acre land area along the Oquirrh Mountain foothills. 01)&0%"!6&,&+1,&+ÛÙÙÚĄ"++" ,11+!,*-+6ģ1%""3"),-"/Ĥ40 /"1"!1,*+$"1%"),+$Ě1"/* plans to reclaim and develop much of this acreage. 6/"(Ą-)++"!!"3"),-*"+1,+ÝĄÛÙÙ /"0,+1%"4"010&!",#1%"&16,#,21% ,/!+Ą&01%"Õ/01-/,'" 11, reclaim surplus mining land in the region. South Jordan, about 18 miles south of Salt Lake City, had a population of about 50,000 in the 2010 census. Daybreak occupies 36 percent of the land area of South Jordan. &0&,+#,/1%ȉ0 /,41% 1%ȉ06,2+$"/Ǿ%&$%&/1%Ȓ/1" During the period that the land for Daybreak was undergoing remedia- “-,-2)1&,+ /"1"!!&ƛ"/"+1 1&,+Ą+3&0&,+1%40!"3"),-&+$011"4&!"2)&16 /,41%1/1"$6 paradigm around how to think centered on voluntary, locally implemented, market-based solutions. ,211%"&*- 1,#$/,41%+! ,2+!"!&+ÚââàĄ+3&0&,+1%&0011"4&!"Ą+,+-/,Õ1 &3& "+$$"*"+1 %,41,-/"0"/3".2)&16,#)&#"#,/ ,/$+&71&,+1%1"+ ,2/$"0/"0&!"+10Ą")" 1"!,#Õ &)0Ą!"3"),-"/0+! ,2/(&!0+!$/+!(&!0ǽ ,1%"/01("%,)!"/01,*("&+#,/*"!!" &0&,+0#,/1%đ0$/,41%+!(""- ” &1Ē"21&#2)Ą-/,0-"/,20Ą%")1%6Ą+!+"&$%,/)6#,/#212/"$"+"/1&,+0ăē Ty McCutcheon 6/"(&+ ,/-,/1"!1%"0*/1$/,41%-/&+ &-)"0,#+3&0&,+1%1%1 President, Daybreak Communities would minimize sprawl, water use, and congestion and provide a guiding vision for the planning and development of the property. Density, Entitlements, and the Master Development Agreement The development of Daybreak is governed by a Master Development Agreement (MDA) between the City of South Jordan and the Developer. The City of South Jordan designated Daybreak as a planned community zone (PC Zone), 4%& %-/,3&!"00201+1&)Ö"5&&)&16#,/!"3"),-*"+1,-1&,+0ă ,/"5*-)"Ą ,**"/ &)0- " +"2&)1&+ +6 ,*&+1&,+,#,#Õ "Ą/"1&)Ą%")1% /"Ą)&$%1&+!201/&)Ą,/,1%"/20"0ă&1%&+/,!/+$"0#,/" %,#1%" neighborhood types in the PC Zone, Daybreak may also develop at any density that the market can support, up to the maximum number of entitled units. Daybreak was originally entitled in 2003 for 13,000 units and 9 million square feet of commercial space. However, 1%"0"Õ$2/"04"/")1"//"3&0"!&+ÛÙÙàă,4Ą1#2))2&)!Ě,21Ą1%" ,**2+&164&)) ,+1&+2-1,ÚÝ*&))&,+0.2/" #""1,# ,**"/ &)+!,3"/ÛÙĄÙÙÙ/"0&!"+1&)2+&10Ą,/ßÙ-"/ "+1,#1%",21% ,/!+đ0+1& &-1"!ÜÞĄÙÙÙ/"0&!"+1&) 2+&10ă,*-)"1&,+&0"01&*1"!6ÛÙÜÙă"+0&1&"016/"(/+$"#/,*Õ3"1,ÞÙ2+&10-"/ /"ă +,/!"/1,2&)!&10 full entitlement, Daybreak will need 30 units per acre in its town center, which will contain up to 8,000 homes. Daybreak Land Area and Entitlements ,1)+!/" ǙǾǖǚǜ /"0 -"+- " ǖǾǕǙǕ /"0 Entitlements "0&!"+1&) ǗǕǾǜǝǚ2+&10 "1&) ǘǽǚ*&))&,+0.2/"#""1 ƛ& " ǚǽǘ*&))&,+0.2/"#""1 +!201/&) ǚ*&))&,+0.2/"#""1 Photo Courtesy of Daybreak Communities of Daybreak Courtesy Photo ǙǕ In 2014, the South Jordan city council, responding to demand from local residents, implemented a moratorium on new high-density projects with more than seven dwelling units per acre. However, as a project in a planned community 7,+"+!02'" 11,1%"-/,3&0&,+0,#1%"Ą6/"(đ0!"3"),-*"+1,-1&,+04"/"+,1##" 1"!61%&0!" &0&,+ă Master Planning Calthorpe Associates of Berkeley, California, the master planner for Daybreak, laid out a multimodal and walkable network of streets, oriented to create vistas of the mountain ranges that ring the Salt Lake Valley. Daybreak also includes more than 22 miles of trails that link neighborhoods to schools, churches, community centers, Oquirrh Lake and other destinations. The master plan allows for diverse housing options, focused on for-sale homes; to date, over 90 percent of the housing units are owner-occupied. , /"1"1%"-11"/+,,(#,/ (Crossing at Daybreak, with 315 luxury apartments, is currently the “Daybreak, we asked people to only multifamily rental property in the development, although others /"-)++"!ăĤ6/"(đ03/&"16,#0&+$)"Ě#*&)6+!*2)1&#*&)6 !"0 /&"1%"16-",#+"&$%,/%,,! residential product types and price points create many opportunities for 4%"/"1%"64+1"!1,)&3"ǽ affordability. To date, about two-thirds of constructed homes have been ” Ty McCutcheon detached, while one-third have been attached. Ample parks and recre- President, Daybreak Communities ational spaces are integrated throughout the community, and every home is located within a quarter-mile of a park or the extensive trail system. 6/"(đ01/+0-,/11&,+)&+(0&+ )2!" ),0"-/,5&*&161,,2+1&+&"4,//&!,/+!+$"/1"/ &$%46ă%" /"$&,+đ0)&$%1/&))&+"ĄĄ40)2+ %"!&+Úâââ+!+,40"/3"0ßÙĄÙÙÙ/&!"/0!&)6ă4,011&,+0,-"+"!&+ 2011, with park and ride lots, are located inside Daybreak. The travel time between the Daybreak South Station and downtown Salt Lake City is approximately 40 minutes by car or train. Site Development An intensive and thorough period of remediation, restoration and reclamation for the property lasted through the mid-2000s; construction at Daybreak began in 2003. %"!"3"),-*"+1&0!&3&!"!&+1,ÚÛ-/"!,*&++1)6/"0&!"+1&)-%0"0 ))"!Ē3&))$"0Ąē" %-)++"!#,/--/,5&- mately 1,000 to 1,500 residential units. In addition, the community includes a growing town center that will house regional employment and retail uses, parks, schools, churches, and employment. As described in the MDA, residential density and the mix of uses are organized by neighborhood, village, and town. 1%"/)+!!"0&$+1&,+0&+ )2!"Ē20&+"00+!"0"/ %/(46Ąē4&1%-/&+ &-))+!20",#,#Õ "Ą ,**"/ &) +!&+!201/&)Ą+!Ē-"+- "Ąē#,/,21!,,//" /"1&,+)Ą$/& 2)12/),/,1%"/0&*&)/20"0ă Site Designation /,00"0&!"+1&)"+0&16 Land Uses "&$%,/%,,! ,*-/1&3")6),4Ȓ!"+0&16ǿ &5"!20"ǿ&+$)"Ȓ#*&)6+!*2)1&#*&)6/"0&!"+1&)0 ǚ2+&10-"/ /" 4"))0,ƛ& "Ǿ ,**"/ &)Ǿ&+!201/&)Ǿ-2)& ȡ0"*&-2)& +!/" /"1&,+ȡ,-"+0- "20"0ǽ &))$" "!&2*Ȓ!"+0&16ǿ &5"!20"ǿ&+$)"Ȓ#*&)6+!*2)1&#*&)6/"0&!"+1&)0 ǖǝ1,Ǘǚ2+&10-"/ /" 4"))0,ƛ& "Ǿ ,**"/ &)Ǿ&+!201/&)Ǿ-2)& ȡ0"*&-2)& +!/" /"1&,+ȡ,-"+0- "20"0ǽ Town &$%Ȓ!"+0&16ǿ *-%0&0,+,ƛ& "Ǿ ,**"/ &)+!/" /"1&,+)20"0Ǿ Ǘǚ1,ǚǕ2+&10-"/ /" 21)0,&+ )2!"00&+$)"Ȓ#*&)6+!*2)1&#*&)6/"0&!"+1&)Ǿ -2)& ȡ0"*&-2)& Ǿ&+!201/&)+!,-"+0- "20"0ǽ Ǚǖ 2)& 21/" % &,&+1,đ0 ,**&1*"+11,0201&+&)&16"*"/$"!0-/1,#+"##,/11,#,01"/"11"//")1&,+0%&-04&1%+"&$%,/&+$ communities, recognizing that sustainable development should balance a healthy environment, social well-being, +!%")1%6" ,+,*6ă0!,2)"Ě,11,*)&+"Ą&,&+1,đ00201&+)" ,**2+&16Ě0"!-/ 1& "0/")0,!"0&$+"! 1,6&")!/"!2 "!"5-"+0"0#,/)&1&$1&,++!"+3&/,+*"+1) )"+2-Ą$/"1"/,-"/1&,+)"#Õ &"+ &"0Ą+!"11"/ climate for securing future entitlements. To initiate the development of the reclaimed mining lands allocated for Daybreak, the Developer collaborated with the City of South Jordan to create a shared vision for building a mixed-use, sustainable community that includes access to rapid transit, recreational and open space, commercial uses, and a range of housing types. Design %-%0",#6/"(&0 ))"!Ē3&))$"Ąē4&1%ÚÛ3&))$"0 planned at build-out.
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